A county seat in Southwest Idaho with a historic heart
At the junction of the Snake and Payette Rivers on the Oregon-Idaho border, Payette balances between rural agriculture and urban conveniences. The seat of Payette County, this small city of 8,100 residents feels more like a town, thanks to abundant available land, green spaces, community festivals and a revitalized downtown shopping area. Payette began in 1883 as a construction camp for the Oregon Short Line Railroad. A lumber mill shortly followed, and the city still maintains strong ties to transportation services and manufacturing. “We have a growing population in the city, and that creates challenges for the city government because of more strain on its services,” says Jeff Williams, a Broker with Coldwell Banker Classic Properties and former mayor of Payette. “It’s also a challenge for a small community to have commerce and transportation. Transportation gets people through the area fast and safely, while the government wants people to stop and shop. Payette is a transportation crossroads, and there are events with vendors downtown, like Cruise Night. People come out and enjoy each other’s company.”
An abundance of land in Payette cultivates a tightly knit agricultural community.
Residents and tourists alike enjoy local eateries like the Sundance Saloon in downtown Payette.
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Historic and contemporary housing in Idaho’s Treasure Valley region
Most of Payette’s housing was built between 1970 and 1999, although new construction is ongoing throughout the city, thanks to large amounts of available land. Numerous houses were also built in the late 1800s and early 1900s. Preserving historic buildings is important to the city, and homeowners take maintaining these houses seriously. In fact, Payette is well-known for its numerous Queen Anne-style Victorian-era houses. Over 89% of housing consists of manufactured homes, townhouses and two-to-three-bedroom single-family homes. Appreciation rates in Payette are lagging behind the nation, with the city’s residences losing two percentage points over 2024. Homes sell for a median price of $350,000, close to the national median.
Larger families will appreciate the spacious layouts of modern craftsman and ranch style homes in Payette.
Smaller families will find rows of craftsmans bungalows and cottages in downtown Payette.
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Parks, the Apple Blossom Festival and worship centers
The city has over 50 acres of community green spaces spread over nine parks and trails. The Payette swimming facility in Kiwanis Park has two full-size pools and a wading pool. The Payette River Greenbelt runs approximately one-half mile before ending at Payette Greenbelt Pond, a swimming area. The Snake River is a hot spot for jet skiing, fishing, rafting and boating. It’s easily accessible through Centennial Park’s North End Marina. Scotch Pines Golf Course is open to the public and features a driving range, chipping and putting greens and a remodeled clubhouse.
Held each year during the second week of May, the Apple Blossom Festival offers live concerts, a beer garden, carnival rides and a fireworks display. Other community events are held at one of the city’s numerous Protestant, Catholic and Latter-day Saints worship centers throughout the year.
With over nine parks throughout Payette the indoor outdoor swimming pool is a year round favorite.
The Snake River runs along the northwest edge of downtown Payette.
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A revived downtown, locally owned eateries and Ontario Marketplace
In 2015, the city invested in revitalizing its downtown Main Street area. The pedestrian-friendly shopping district is part of a preservation program, in conjunction with The National Trust for Historic Preservation, that promotes heritage tourism. Small, local businesses selling antiques, flowers, hardware, crafting supplies and groceries are spread over the blocks surrounding North 8th Street. National quick service chains and family-owned Mexican restaurants, coffee houses and grills dot South Main, South 16th and North 8th Streets. Ontario Marketplace is an expansive shopping center adjacent to Walmart in nearby Ontario. It features national retailers, big box stores and quick-service restaurants, 5 miles from Payette.
Families will love dining at Keystone Pizza in revitalized downtown Payette.
Find local retail shops at the north end of Payette.
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Local schools and Treasure Valley Community College
Payette Joint School District #371, which has a C-minus rating from Niche, oversees four schools for prekindergarten through 12th grade. It has a developing technology program, providing students with access to Chromebooks and iPads. Seven miles southwest, Treasure Valley Community College has served the region since 1962. It offers two-year degrees and professional certificates across dozens of concentrations.
Students from Pre-K through 12 can attend schools in the Payette school district 371.
Treasure Valley Community College in nearby Ontario offers two year degrees and professional certificates.
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Industry, employment and Valley Family Health Care
Manufacturing, healthcare, transportation and warehousing are Payette’s most prominent industries. Companies like Seneca Foods, Panic Plastics and Iron Hart Services provide employment opportunities in the city. Valley Family Health Care operates medical and dental clinics throughout the region.
Seneca foods in downtown Payette is the cities largest employer.
Find local health care from Valley Health located in south Payette.
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Interstate 84, Snake River Transit and Boise Airport
People in Payette typically drive, although downtown and different subdivisions are very walkable. Around 6 miles southwest, Interstate 84 provides access to the West Coast, while U.S. Route 95 leads north to Weiser and south to Fruitland and Parma. State Highway 52 bisects the city as 18th Street follows the Payette River for 54 miles before crossing into Oregon. Snake River Transit operates the No. 1 bus route that passes through Payette. Boise is 55 miles southeast, while Boise Airport is 59 miles away for nationwide flights.
Rain shadows, natural disaster risks and FBI crime data
Payette's summers are hot and dry, while winters are cold and sometimes rainy. However, the city rests in the rain shadow of the Cascade Mountains, so there’s rarely over 10 inches of precipitation annually. Payette County faces wildfire and poor air quality risks. Residents are encouraged to wear masks during air advisories and keep brush away from their homes to reduce potential wildfire fuel. According to FBI crime data, the city’s overall property crime rate decreased steadily from 2020 to 2023. Violent crimes, on the other hand, dropped sharply from 2021 to 2022 before rising again in 2023. Still, the city’s overall crime rate was below the national average, according to FBI data released in 2023.
Has represented buyers and sellers of ranches, farms & mountain land since 1995 in MT and investment properties since 1984. Lon's love of farm & ranch lands, mountains and the outdoors began in the 1970's in S.L.O. (Cal-Poly), CA where he also developed his affection for the agricultural community and ag way of life. While he deeply loves the land, it's his desire to help others fulfill their desires that drives him to help his client's achieve their goals, applying and aligning his knowledge and abilities to their interests.
Three decades of experience in most facets of investment real estate, asset management, real estate lending, finance and business; especially in ranch, farm & investment properties.Combines strong relational-skills with deep real estate acumen and in-depth analytic, financial and numeric skill-sets, paying close attention to detail. Believes income-producing ag ground is one of the best investments and hedges against inflation today.
Lon has achieved the coveted CCIM, CLB and CPM professional designations, has supervised or trained over 30 brokers & agents and has a breadth and depth of both business and real estate understanding not common amongst ranch brokers. And he welcomes the opportunity, now more than ever, to put his vast real estate expertise to work for you.
Past Chairman & Board member for several non-profit orgs, including Co-Founder & Chairman of two 501(c)3 non-profits that are going strong many years after turning over reins to others. In addition: has started/owned six businesses, including 3-retail, outdoor sports stores, still operating successfully on the same business plan.
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